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Home My WebLink About823 Edgehill Drive - Staff Report��..��,M� DATE TO FROM CITY OF BURLINGAME Community Development Department MEMORANDUM September 24, 2018 Planning Commission Erika Lewit, Senior Planner Director's Report Meeting Date: September 24, 2018 SUBJECT: FYI — REVIEW OF PROPOSED CHANGES TO A PREVIOUSLY APPROVED DESIGN REVIEW PROJECT AT 823 EDGEHILL DRIVE, ZONED R-2. Summary: An application for Design Review for a second story addition to an existing duplex dwelling and a Conditional Use Permit for an accessory structure at 823 Edgehill Drive, zoned R-2, was approved by the Planning Commission on April 10, 2018 (see attached March 13, 2017 Design Review Study and April 10, 2017 Design Review Action, Planning Commission Meeting Minutes). A building permit was issued in April 2018 and construction is currently under way. At the Planning Commission meeting on April 10, 2017, the Planning Commission approved the project with three wood panel doors on the left side elevation of the duplex dwelling. The applicant is requesting to change the style of all three garage doors from wood panel doors to aluminum frame with glazed glass panel doors. The windows for the project are aluminum clad wood windows. Staff has included a photo in the attachments of the front of the duplex to illustrate the architectural style. The applicant has provided a revised note on the plans for the left side elevation, as well as an example of the style of proposed doors that he found installed on another property in Burlingame (1530 Los Altos Drive). The applicant details the proposed revision and the reasons for the requested change in a letter dated September 18, 2018. If the Cbmmission feels there is a need for more study, this item may be placed on an action calendar for a second review and/or public hearing with direction to the applicant. Erika Lewit Senior Planner Attachments: Explanation letter submitted by the architect, dated September 18, 2018 Conditions of approval for the April 10, 2017 project approval March 13, 2017 and April 10, 2017 Planning Commission Minutes Proposed plans, date stamped September 13, 2018 Photos of the property to show current site construction Photo of example garage doors Photo of the subject property front elevation- reference for architectural style September 18, 2018 Burlingame Planning Commission Burlingame City Hall 501 Primrose Road Burlingame, CA 94010 RE: alternate �ara�e door desi�n, 823 Ed�ehill Drive Dear Erika and Planning Board: I write for your permission to install aluminum and glass garage doors, with respect to the above referenced building permit which at current specifies for wooden paneled versions. My reasons for the requested change of door design/materials are twofold — for longevity and for aesthetic harmony. Having conferred with garage door professionals, aluminum/glass units are more robust than their wooden counterparts with regard to the effects of weather. By virtue of their less impervious nature, aluminum based doors are more adept to withstand the external cycling of heat and moisture over the life of the doors. A less rigorous maintenance regimen further advances the attractiveness of aluminum doors, which only require the occasional washing for appearance care. In contrast, wooden units demand repeated repainting and resealing , done so to prolong their useful life and appearance. Wooden doors hence exact a greater cost going forward, both in expended dollars and in the necessary use of environmentally impactful paints/varnishes/sealants. My preference for the aluminum garage doors is also influenced by aesthetics, as these doors provide a suitable visual complement to the aluminum encased windows specified under the same aforementioned permit. Similarity of the garage door and window surface materials will properly align together these external elements of the home, thus lending a sense of continuity and cohesion in the overall building design. Furthermore, the garage doors are side yard facing, and hence are removed from any visual impact and visibility from the street, should the aesthetic interplay of the aluminum doors be called into question. I thank you in advance for your thoughtful consideration of my request and welcome any questions you may have on the matter. Sincerely, �-'�-Q� Isaac Lee _ _�1 ■■ �� ■■ � �� ■■ �� 0 �� 0 I � I — �,�,,.��,�� .��.��,�� .... — � �� 11111111�111�1�11� � _ _ _ _ _ _ _ _ _ _ .. I � _ _ _ _ _ _ _ _ � _ I � .. . , � _ _ _ , � _ _ _ . . � _ , � . i_ . ;fa€ "E-2"tti'�Jfii ?"`•:' Hf�'st1 KiLLtdf ��Rt =RhtAEE' �lr�u.w ti•:k�ik�aE C`r�v'R +",��. 6L14.th�t3: ':1 �4Y*6£ f3ALF�jRf GNEh�3E '3wfi3� t�Ji% ��S�u`. 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AfaP'3 ,�..�EEN �U'-€.B€tti� �F.tittiJARG'� �E- G�.�*d �� . �.��r.�� ?� � l� � ��-�- �-,�5 ► `"^ —� v�vo � cJ a..� �� c� oc� `� �� . v � � �� ,ra� ,�,,�.�-c� �� .-S� ��.� � �' � � �� o��2d�� RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Design Review and Conditional Use Permit for a second story addition and a detached accessory structure at 823 Edqehill Drive, Zoned R-2, Isaac Lee, propertv owner. APN: 029-021-120; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on April 10, 2017, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition per CEQA Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review, is hereby approved. 2. Said Design Review and Conditional Use Permit are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review and Conditional Use Permit are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 10th dav of April, 2017 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Conditional Use Permit 823 Edgehill Drive Effective April 20, 2017 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped March 29, 2017, sheets A-1.1 through A-7.1; and that all new windows shall be aluminum clad wood windows with simulated true divided lites; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staf fl; 3. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that the accessory structure shall never be enclosed or used for living purposes as a second dwelling unit without amendment to the Conditional Use Permit; 5. that the conditions of the Building Division's July 7 and October 28, 2016 memos, the Parks Division's July 20 and November 16, 2016 memos, the Engineering Division's July 12, 2016 memo, the Fire Division's July 18, 2016 memo and the Stormwater Division's July 6 and November 2, 2016 memos shall be met; 6. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 7. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 8. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 9. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 10. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; EXHIBIT "A" Conditions of Approval for Categorical Exemption, Design Review, and Conditional Use Permit 823 Edgehill Drive Effective April 20, 2017 Page 2 11. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 12. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 13. prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 14. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 15. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. �� ,� 3 i � . � ��'�:r � � ��. b '�� `�;� ,�. '4�0 � �` qo �..9vawnre City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, March 13, 2017 7:00 PM Council Chambers a. 823 Edgehill Drive, zoned R-2 - Application for Design Review for a second story addition to a multi-family dwelling and a Conditional Use Permit for an accessory structure. (Elizabeth Matthews, John A. Matthews, Architects, applicant and architect; Isaac Lee, property owner) (58 noticed) Staff Contact: Erika Lewit All Commissione�s had visited the property. There were no exparte communications. Senior Planner Keylon provided an ovenriew of the project. Questions of Staff.� > Is there no FAR calculation because there is no FAR requirement in R-2? (Keylon: Correct.) > Can there be discussion of the proposed changes to the front of the building? (Keylon: Yes. It is a Design Review application, subject to P/anning Commission review.) Chair Loftis opened the public hearing. Jack Matthews represented the applicant. Commission Questions/Comments: > Quite a few of the windows will be new or replaced. Has there been consideration of anything other than vinyl such as an aluminum-clad wood? (Matthews: There are new vinyl windows. Wants to make the new windows match the windows already there.) > Would there be willingness to have windows in a material other than vinyl? (Matthews: The owner has already purchased the windows he wants to install.) > Why remove the front window? (Matthews: Wants to move the front door over so the Living Room has more useful floor area. There is not a formal entry into the house; the entrance goes directly into the space. Could put a window into the Dining Room to the left of the door, though it would be smaller than the existing Living Room window.) > Back is not stucco, it is hardie plank or something like that. Is the plan to remove the siding and replace with stucco? (Matthews: Not the intention to have hardie plank anywhere. Intention is to have stucco.) > Will the assignment of the parking spaces correspond to the units above the garages, and will the tenants above the garage doors be disturbed by vehicles coming and going from the garages? (Matthews: The owner can decide how the spaces are assigned.) > Does some of the character on the left side of the building go away with replacing the large windows with the uniform windows? (Matthews: The intention is to keep it simple. The new plan has a hallway leading to the new Master Bedroom in the rear, with closets and laundry along the way. There would not be an objection to having larger windows.) > When did the single family home become a duplex? (Matthews: Does not believe the current owner had anything to do with the conversion. A permit for a garage addition a few years ago described iwo units . Staff was not ab/e to find permits showing the creation of a second unit. It has been there for guite a while.) > Have the plans been shared with the neighbors? (Matthews: Yes, talked to the next door neighbors. City of Burlingame Page 1 Printed on 9H7/2018 Planning Commission Meeting Minutes March 13, 2017 The same owner owns fhe properties on both sides.) > There are a number of large vehicles on the property. How do they manage to maneuver in and out? (Maithews: Has found they can get in and out relafively easily. Backup is 22 feet - two feet shorter than typical 24-foot backup.) Public Comments: There were no members of the public wishing to speak on the item. Chair Loftis closed the public hearing. Commission Discussion: > Likes that the structure is being brought up to code. Parking will be increased. Shares questions about the windows, particularly the front. Windows should be compatible with the existing craftsman style strucfure, and with the balance of the neighborhood. > The additional windows seem to cheapen the building. The front elevation has some nice sca/e and detail to the windows. Existing windows on the side have a nice large sca/e that would be suitable for a hallway and create a gallery without intruding on neighbors' privacy. The exisfing windows are adding better scale than what is proposed. > Can support the application for its efforts to make the conditions better, but needs additional work from a design review standpoint. > Has not talked about CUP for the patio structure. It is approvable in an R-2 neighborhood, but the application needs more work - the responses do not adequately answer the questions. > Drawings should be made accurate - should indicate where hardie p/ank currently exists. Commissioner Sargent made a motion, seconded by Commissioner DeMartini, to place the item on the Regular Action Calendar when plans have been revised as directed. The motion carried by the following vote: City of Budingame page 2 Piinted on 9H7/2018 � CITY" �; , ,)�• :� � ^ A � J .�:� ..: �.. t " i `�7 0 'Vc �- go . RRPOR��wT�E O .♦.. City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, April 10, 2017 7:00 PM Council Chambers b. 823 Edgehill Drive, zoned R-2 - Application for Design Review for a second story addition to a multi-family dwelling and a Conditional Use Permit for an accessory structure. This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (e)(1). (Elizabeth Matthews, John A. Matthews, Architects, applicant and architect; Isaac Lee, property owner) (58 noticed) Staff Contact: Erika Lewit AlI Commissioners had visited the property. Commissioners Kelley and Comaroto were not in attendance for the study meeting, but may act on the commission if they have received sufficient information to make a decision. Senior Planner Keylon provided an overview of the project. There were no questions of staff. Chair Loftis opened the public hearing. Jack Maithews represented the applicant. Commission Questions/Comments: > On the left (east) e/evation, are the three large windows in the hallway located precisely in specific locations, or is there flexibility to slide them around a few inches to each direction? They are almost but not quite aligned with the features on the first floor below. (Matthews: Can be lined up to correspond with the garages.) > Having the windows across from the bedroom doors is nice. Can see the window from the bedroom and let light into the bedroom if the bedroom door is left opened. Public Comments: There were no public comments. Chair Loftis closed the public hearing. Commission Discussion: > Have addressed the concerns that were raised in the study meeting. > The Conditional Use Permit for the accessory structure is well supported by the revised CUP application. > Whether or not to adjust the windows is up to the architect. Commissioner Sargent made a motion, seconded by Commissioner Terrones, to approve the application. The motion carried by the following vote: City of Burlingame Page 1 Printed on 9/17/2018 \�ServerWllOB tloars.M 9I3a1201B 11:4]:35 AM yR� �go i o I I . � �� h Yo I � -: � �� 8� �� - . - $�°��g� �� =oA , �,8. ' $m9yFz �� a I . 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'...1.: T�l+..... .� ♦ g�'4� � � f. �"'i.`i" . : l. a'�H' `�l'iJa.,,la'•' ' ' ...... ' >.'L �Y�\ i .{: . ,�, proposed garage doors example at 1530 Los Altos, Burlingame 9/18/2018 823 Edgehill Dr � �;», �..,,., Burlingame, California W � Google, Inc. _ Street View - Jan 2018 � 823 Edgehill Dr - Google Maps � .a� F LL� �' � r� � � . � .� �� - —'__�� k. , _ � _ � , , '-` 3� � � ��a � / Image capture: Jan 2018 O 2018 Google https://www.google.com/maps/placel823+Edgehill+Dr,+Burlingame,+CA+g4010/@37.5835514,-122.3553459,3a,45y,212.47h,97.42t/data=!3m6! 1 e1 !3m4! 1 sGfph_AbHj WMsPW RXGeatKAl2e0!7i 16384! ... 1/2